128 Becker Dr · Brighton, MI 48116

$325,000

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 13 Days on market

Built 1949 7,841 sqft lot $197/sqft · at area comps Est $337k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +9.1/15.0
• DSCR +5.8/10.0
• Schools +5.8/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half stories; Ground-level entry; Faces unspecified
• Construction: Aluminum siding; Block foundation; Home warranty included
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Range hood; Stainless steel appliances
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Range hood; Stainless steel appliances; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (6.8% below list).
• Recommended offer: $303k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.4% in Brighton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#108 in MI, #2,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Brighton Area Schools (suburban): math 59% / reading 69% proficiency, ranked #22 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hilton Road Elementary School (math 57% / reading 62%, grade B-, #200 of 1,397 statewide, top 16%, 498 students, 17% FRL); Scranton Middle School (math 56% / reading 71%, grade B+, #42 of 493 statewide, top 8%, 828 students, 16% FRL); Brighton High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 1,961 students, 13% FRL).
• Market conditions: 181 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $303,013 (6.8% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $337,038
• List price: $325,000
• Delta: -3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Becker Dr	0.00mi	3/1.5	1,648 (0%)	0mo	$320,000	$194	98
5320 Leland St	0.50mi	3/1.0	1,573 (-5%)	10mo	$305,000	$194	61
638 Glenwyth Rd	0.31mi	3/2.0	1,784 (+8%)	10mo	$385,000	$216	60
5417 Leland St	0.46mi	3/2.0	1,725 (+5%)	10mo	$320,000	$186	59
739 Nelson St	0.73mi	3/1.5	1,640 (-0%)	13mo	$316,500	$193	52
304 S 3rd St	0.72mi	3/2.0	1,598 (-3%)	11mo	$400,200	$250	49
5418 Military Ave	0.62mi	3/2.5	1,692 (+3%)	16mo	$241,000	$142	47
1013 Peppergrove Dr	0.60mi	3/2.5	1,865 (+13%)	4mo	$485,000	$260	41
315 S 1st St	0.58mi	2/2.0 (-1)	1,471 (-11%)	8mo	$370,000	$252	40
356 Woodlake Dr	0.59mi	4/2.5 (+1)	1,872 (+14%)	12mo	$366,000	$196	29
9003 Spencer Ct	0.68mi	4/2.5 (+1)	1,776 (+8%)	19mo	$385,000	$217	29
224 S 2nd St	0.68mi	4/3.0 (+1)	1,895 (+15%)	4mo	$370,000	$195	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-32,909
• Equity at exit: $48,459

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,369
• Equity at exit: $28,100

Cash invested: $91,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48116

• Active inventory: 181
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,030 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$243 /mo · $2,916/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $311

Break-even live

Break-even rent $2,636

Max offer price $325,000

Occupancy floor 85%

Sensitivity live

Price	-10% $495	-5% $403	+0% $311	+5% $219	+10% $127
Rent	-10% $72	-5% $191	+0% $311	+5% $431	+10% $550
Rate	-1.0pp $475	-0.5pp $394	base $311	+0.5pp $227	+1.0pp $141

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 Brighton Lake Rd Brighton, MI	2.0	1.5	1200	$3,100	$2.58	0d	1	0.74mi
293 N 2nd St Brighton, MI	2.0	2.0	1139	$2,300	$2.02	45d	1	0.83mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$3,335	$3.21	0d	1	1.09mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1632	$2,669	$1.64	0d	1	1.23mi
6891 Somerset Dr Brighton, MI	3.0	1.5	1532	$2,775	$1.81	45d	1	1.50mi

Listing history 19 events

1. 2026-05-14
   status Active 901-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

2. 2026-05-14
   status Active 919-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

3. 2026-05-05
   status Pending 901-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

4. 2026-05-05
   status Pending 919-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

5. 2026-05-02
   listed $325,000 Active 901-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

6. 2026-05-02
   listed $325,000 Active 919-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

7. 2026-04-30
   historical $325,000 901-char remark

   Show marketing remark (901 chars)

   This Brighton location just can't be beat! 128 Becker Drive is where classic Cape Cod character meets the kind of space, comfort, and functionality that really makes sense for everyday living. This three bedroom house with a smart one-and-a-half-story layout that feels warm, flexible, and easy to live in. An office on the main floor is great for remote work! The living room welcomes you with plenty of space to gather, relax, and make it your own. The main level features a comfortable family room, a dedicated dining area, and a galley kitchen that's both practical and inviting. Two main-floor bedrooms add convenience and versatility, whether you need guest space, an office, or a playroom. Upstairs, you'll find more bedroom space that works perfectly as a private retreat, creative studio, or cozy getaway. Brighton schools and walkability to Downtown Brighton. .. all boxes have been checked!

8. 2018-08-22
   historical
9. 2018-08-22
   historical
10. 2018-08-11
    price $229,900
11. 2018-08-10
    price $229,900
12. 2018-08-02
    price $239,000
13. 2018-08-02
    price $239,000
14. 2018-07-13
    price $244,900
15. 2018-07-12
    price $244,900
16. 2018-07-02
    listed $259,900 Active
17. 2018-07-02
    listed $259,900 Active
18. 2003-08-28
    historical
19. 2003-06-18
    listed $239,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,916 · $243/mo
• Projected year-2 tax: $3,961 · $330/mo
• Expected delta: +$1,044/yr (+$87/mo · 35.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,362
• − Mortgage interest: −$18,205
• − Property taxes: −$2,916
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$9,455
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $4,130/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brighton Area Schools
• NCES district ID: 2606870
• Math proficiency: 59% ▼ -3.00%
• Reading proficiency: 69% ▼ -2.00%
• Median HH income: $84,114
• Composite: 57.62/100
• National rank: #1062
• State rank: #22 of 540 in MI

Livability — Brighton

• Score: 78/100
• State rank: #108
• US rank: #2621

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, MI
• County: Livingston County · 121,626 people
• City population: 27,289
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,289
• Household income: $106,763
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 495.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 12% Italian 6% Lithuanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.62%
• Current HPI: 183.6902
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+33.4% since first listed

23 events — show timeline

• 2026-06-12 Sold (MLS) $320,000 REALCOMP
• 2026-06-12 Sold (MLS) $320,000 MiRealSource-MiMLS
• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-05-14 Relisted — MiRealSource-MiMLS
• 2026-05-14 Relisted — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-02 Listed $325,000 MiRealSource-MiMLS
• 2026-05-02 Listed $325,000 REALCOMP
• 2026-04-30 Coming Soon $325,000 MiRealSource-MiMLS
• 2018-08-22 Listing Removed — REALCOMP
• 2018-08-22 Listing Removed — MiRealSource-MiMLS
• 2018-08-11 Price Changed $229,900 MiRealSource-MiMLS
• 2018-08-10 Price Changed $229,900 REALCOMP
• 2018-08-02 Price Changed $239,000 MiRealSource-MiMLS
• 2018-08-02 Price Changed $239,000 REALCOMP
• 2018-07-13 Price Changed $244,900 MiRealSource-MiMLS
• 2018-07-12 Price Changed $244,900 REALCOMP
• 2018-07-02 Listed $259,900 MiRealSource-MiMLS
• 2018-07-02 Listed $259,900 REALCOMP
• 2003-08-28 Listing Removed — REALCOMP
• 2003-06-18 Listed $239,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $2,916 · -5.5% YoY. Source: county tax records.